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CRT 2016 #57 · Communication to the City Council · Oct 17 2016
a report from Councillor Dennis J. Carlone and Councillor Leland Cheung, Co-Chairs of the Ordinance Committee, for a public hearing held on October 5, 2016 to discuss the refiled petition to amend the Zoning Map in the Riverside Neighborhood from the existing Residence C-1 to Residence C within the area bounded by Franklin Street, River Street and Putnam Avenue
Riverside Neighborhood Zoning Petition - October 5, 2016
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Preserve the Core of Riverside
Riverside Neighborhood Zoning Petition - October 5, 2016
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Preserve residential core open space
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Preserve core neighborhood character
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Reduce loss of permeable surfaces
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Maintain water drainage performance
Our Goals
Riverside Neighborhood Zoning Petition - October 5, 2016
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What Got Us Here
Riverside Neighborhood Zoning Petition - October 5, 2016
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11 Kinnaird Street, rear Unit A- $1,455,000, 13 Kinnaird: Unit B
front - similar.
Riverside Neighborhood Zoning Petition - October 5, 2016
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51 - 53 Jay St. - $1.6 million - front, rear similar
Riverside Neighborhood Zoning Petition - October 5, 2016
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~590 Franklin Street - $
Riverside Neighborhood Zoning Petition - October 5, 2016
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33 Kinnaird - $750k
Riverside Neighborhood Zoning Petition - October 5, 2016
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(136), 138 Banks St- $2.1 million , 140 Front, similar
Riverside Neighborhood Zoning Petition - October 5, 2016
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Strong support for rezoning : more than 100 neighbors
signatures on petition.
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Riverside is a target for developers.
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There are multiple structures being built on small lots
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Developers are going to the maximum limits for zoning at
the detriment of the neighborhood character.
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Trend of increasing structure size
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Loss of open space and green space in Riverside.
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Water control and drainage - decrease in permeable
surfaces. Current homes have already been affected by
new construction.
Overview of Issues
Riverside Neighborhood Zoning Petition - October 5, 2016
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Neighborhood Data
Riverside Neighborhood Zoning Petition - October 5, 2016
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District
Land Area
(Acres)
% Area
Population
% Pop.
Density Pop/
Acre
City of Cambridge
4,087
100
105,162
100
25.8
East Cambridge (Area 1)
405
9.9%
9,234
8.8
22.8
MIT/Area 2
242
5.9
5,057
4.8
20.9
Wellington-Harring. (Area 3)
152
3.7
6,516
6.2
42.9
Area 4 / The Port
191
4.7
6,792
6.5
35.6
Cambridgeport (Area 5)
338
8.3
12,220
11.6%
36.2
Mid-Cambridge (Area 6)
293
7.2
12,991
12.4
44.3
Riverside (Area 7)
202
4.9
12,695
12.1%
62.8
Agassiz (Area 8)
192
4.7
4,977
4.7
25.9
Neighborhood 9
410
10%
11,399
10.8
27.8
West Cambridge (Area 10)
679
16.6
8,023
7.6
11.8
North Cambridge (Area 11)
550
13.5
11,908
11.3
21.7
Camb. Highlands (Area 12)
189
4.6
832
0.8
4.4
Strawberry Hill (Area 13)
244
6%
2,518
2.4
10.3
Riverside is the densest neighborhood - 63/acre
Riverside Neighborhood Zoning Petition - October 5, 2016
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The core has open space worth preserving.
Riverside Neighborhood Zoning Petition - October 5, 2016
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The core has open space worth preserving.
Ratio of Open Space
to Lot Area
Cambridgeport
(C Zoned District)
Riverside Petition
Area
Entire Riverside C‐1
District
Less than 30%
(non-conforming)
144 lots (17%)
71 lots(20%)
137 lots (21%)
30% ‐ 36%
(Impacted)
95 lots(11%)
42 lots (11%)
74 lots (12%)
Greater than 36%
(Unaffected)
595 lots (72%)
257 lots (69%)
431 lots (67%)
Source: CDD Memo
Riverside Neighborhood Zoning Petition - October 5, 2016
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Alternative Provisions to Control Infill Development
(as tasked by the Ordinance Committee to CDD).
“...The best way to evaluate such a change would be through a
holistic study of all zoning requirements, which is beyond the scope of
this analysis….” (CDD Memo)
●
Open space is under threat now. Riverside can not wait for city wide
planning study.
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Possible Exception Option: To lower impact of proposal on small lots.
Zoning maintained at C-1 for lot sizes under ~ 2,000 sq.ft.?
CDD Memo - Observations
Riverside Neighborhood Zoning Petition - October 5, 2016
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The GIS maps are very useful for visualization
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Floor Area Area (FAR) - 22% of parcels are “impacted”
(C zoning: 0.6 FAR , C-1 zoning: 0.75 FAR) Exception
option mitigates impact. 59% parcels already
non-conforming.
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Open Space - 11% impacted ( C-1:30% ‐ C:36%)
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Lot Area per Dwelling Unit - 14% impacted (C-1:1500 -
C:1800 sq.ft.)
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Add. Dwelling Unit Potential loss - 26 (47 in C-1; 21 in
C) Petition Area: 372 parcels, 1258 dwelling units,
Potential Additional DU Loss: 2%
CDD Memo - Observations cont.
Riverside Neighborhood Zoning Petition - October 5, 2016
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Not a substitute for zoning
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Does not address open space
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Aesthetics not function
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Limits development flexibility
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Increases CHC workload
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Long setup process.
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Petition for NCD may not be approved
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Every project requires approval of CHC.
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Not compatible with “green” initiatives.
Neighborhood Conservation Districts?
Riverside Neighborhood Zoning Petition - October 5, 2016
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We have no disagreement that sustainable growth is
a good goal.
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A balanced approach to development is needed
based on area needs and characteristics.
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Does not exacerbate the shortage and affordability of
housing that all of Cambridge is experiencing.
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Minimal effect on rental market. Airbnb loss of 600
units.
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Accessory dwelling unit potential is not affected.
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Multi-million dollar in-flll is not the solution to
affordability.
.
Clarifications of Concerns with the Proposal
Riverside Neighborhood Zoning Petition - October 5, 2016
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Riverside Neighborhood Zoning Petition - October 5, 2016
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We believe that the proposal is the best option.
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Modest changes in zoning parameters. Provides parity
with Cambridgeport downzoning. (C-zone)
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The Unit Density,, Open Space, Setback, Multiple
Structures approaches presented by the CDD are
creative but do not achieve our goals.
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Concern of homeowners for family growth options would
be addressed by adding an exception option. Possible
Exception Option: To lower impact of proposal on small lots. Zoning
maintained at C-1 for lot sizes under ~ 2,000 sq.ft.?
Concluding Points